# 3 bedroom detached house for sale (CW11 2UZ) ## Property Details | Key | Value | |-----|-------| | Address | Spen Green, Smallwood, CW11, CW11 2UZ | | Price | £1,200,000 | | Bedrooms | 3 | | Bathrooms | 3 | | Council tax | G | ## Description Take a moment to view our signature guided tour of ‘Hawthorn Cottage’, in the beautiful hamlet of Smallwood! Some homes offer space. Others offer opportunity. Hawthorn Cottage offers an entirely different way of life. Set amongst the rolling Cheshire countryside within the sought-after hamlet of Smallwood, this exceptional country home combines the timeless appeal of a beautifully restored period cottage. Whether your passion lies in horses, livestock, gardening, working from home or simply escaping the pace of modern life, this is a property that adapts effortlessly to your ambitions. From the moment the gates open, there is an unmistakable sense of arriving somewhere special. The private driveway, beautifully landscaped gardens and picturesque façade create an immediate feeling of peace, while mature planting, fragrant lavender and climbing wisteria frame the house with colour throughout the seasons. Inside, character and comfort exist in perfect harmony. Exposed beams, wood-burning stoves, generous reception rooms and thoughtfully restored original features create a home that feels both elegant and wonderfully welcoming. Whether gathering with family around the fire on winter evenings or entertaining friends from the heart of the farmhouse kitchen, every room has been designed for living rather than simply occupying. The kitchen is unmistakably the heart of the home, complete with traditional farmhouse styling, extensive storage, a walk-in pantry and practical utility and boot rooms that make country living wonderfully effortless. From muddy dogs after woodland walks to riding boots after an early morning hack, the house has been designed to embrace rural life rather than fight against it. Upstairs, three beautifully proportioned double bedrooms enjoy uninterrupted countryside views, each offering a peaceful retreat where every morning begins with open skies instead of neighbouring rooftops. Luxurious bathrooms and en-suite facilities add a boutique quality that complements the home's timeless character. Step outside and Hawthorne Cottage truly begins to reveal everything it has to offer. The formal gardens are beautifully established, providing sheltered terraces for summer entertaining, immaculate lawns for children to explore, productive vegetable beds and quiet corners where the only soundtrack is birdsong. Whether hosting family celebrations, enjoying long summer evenings with friends or simply sitting with a morning coffee overlooking the gardens, every season brings a new reason to spend time outdoors. Beyond the garden lies a lifestyle that few properties can genuinely offer. The registered smallholding, complete with barn, paddocks and useful outbuildings, opens the door to countless possibilities. For equestrian buyers, there is the priceless convenience of keeping horses at home, with space for grazing, exercising and developing further facilities if desired. For those seeking a more sustainable lifestyle, the land lends itself perfectly to keeping livestock, poultry or alpacas, establishing productive vegetable gardens, orchards or embracing the rewards of smallholding life. Equally, the property offers enormous appeal for buyers whose lifestyle revolves around working from home. The substantial garage, workshop, barn and ancillary buildings provide exceptional flexibility for a wide range of home-based businesses, trades or creative pursuits. Whether you require secure storage for equipment, a workshop for specialist projects, studio space or room to expand a growing business, the infrastructure is already here! For buyers simply seeking privacy and space, the acreage at the rear (which can be acquired subject to separate negotiation) provides an increasingly rare sense of freedom. Children can grow up exploring fields and woodland instead of busy roads, dogs have room to roam, and every member of the family can enjoy the peace that only genuine countryside living can provide. The land itself has been thoughtfully arranged, creating distinct areas that work together beautifully. Formal gardens flow naturally into productive growing areas before giving way to paddocks and agricultural land, allowing each part of the property to fulfil its own purpose while remaining seamlessly connected. It is a home that offers flexibility today whilst retaining enormous potential for tomorrow. Yet despite its wonderfully rural setting, Hawthorne Cottage remains reassuringly connected. Charming country pubs/Restaurants such as ‘The Bluebell’ & ‘The Brownlow’, picturesque walks and local amenities are all close at hand, allowing you to enjoy the tranquillity of village life without sacrificing convenience. Hawthorne Cottage is far more than an exceptional country home. It is a place where mornings begin with coffee overlooking your own land, where evenings end beneath uninterrupted star-filled skies, and where every day offers the freedom to live exactly as you choose. Whether your vision is an equestrian retreat, a thriving smallholding, a home-based business or simply a peaceful family sanctuary surrounded by nature, Hawthorne Cottage provides the rare opportunity to make that lifestyle a reality. **Entrance Hall** (4.18m x 4.99m) **Cloakroom** (1.14m x 2.25m) **Lounge** (4.96m x 5.01m) **Inner Hall** (1.06m x 3.9m) **Kitchen** (3.94m x 4.07m) **Pantry** (2.07m x 2.23m) **Dining/Family Room** (3.67m x 6.47m) **Utility Room** (2.76m x 2.86m) **Laundry Room** (1.65m x 2.36m) **WC** (1.05m x 2.36m) **First Floor Landing** (1.6m x 5.74m) **Bedroom One** (4.83m x 4.94m) **Bathroom** (2.65m x 3.1m) **Bedroom Two** (3.5m x 3.64m) **En-suite** (1.42m x 2.61m) **Dressing Room** (1.86m x 2.69m) **Bedroom Three** (2.71m x 3.93m) **En-Suite** (1.89m x 3.81m) (Maximum) **Caravan** (3.51m x 11.5m) **Detached Garage** (5.68m x 7.54m) **Agricultural building** (9.41m x 18.03m) **Parking - Driveway** **Disclaimer** As the Sellers agent, we are not Surveyors or Conveyancing experts and as such we cannot and do not comment on the condition of the property or other issues relating to title or other legal issues that may affect this property, unless we have been made aware of such matters. Interested parties should employ their own professionals to make such enquiries before making any transactional decisions. We have not carried out a structural survey and the services, appliances and specific fittings have not been tested. All photographs, measurements, floor plans and distances referred to are given as a guide only. Lease details, service charges and ground rent (where applicable) and council tax are given as a guide only and should be checked and confirmed by a solicitor prior to exchange of contracts. The copyright of all details, photographs and floorplans remain the possession of Chris Hamriding Lettings & Estates. ## Property Photos - ![Photo](/listings/photos/90566652/1092545) - ![Photo](/listings/photos/90566652/1092546) - ![Photo](/listings/photos/90566652/1092547) - ![Photo](/listings/photos/90566652/1092548) - ![Photo](/listings/photos/90566652/1092549) - ![Photo](/listings/photos/90566652/1092550) - ![Photo](/listings/photos/90566652/1092551) - ![Photo](/listings/photos/90566652/1092552) - ![Photo](/listings/photos/90566652/1092553) - ![Photo](/listings/photos/90566652/1092554) - ![Photo](/listings/photos/90566652/1092555) - ![Photo](/listings/photos/90566652/1092556) - ![Photo](/listings/photos/90566652/1092557) - ![Photo](/listings/photos/90566652/1092558) - ![Photo](/listings/photos/90566652/1092560) - ![Photo](/listings/photos/90566652/1092561) - ![Photo](/listings/photos/90566652/1092563) - ![Photo](/listings/photos/90566652/1092564) - ![Photo](/listings/photos/90566652/1092565) - ![Photo](/listings/photos/90566652/1092567) - ![Photo](/listings/photos/90566652/1092569) - ![Photo](/listings/photos/90566652/1092571) - ![Photo](/listings/photos/90566652/1092572) - ![Photo](/listings/photos/90566652/1092574) - ![Photo](/listings/photos/90566652/1092576) - ![Photo](/listings/photos/90566652/1092578) - ![Photo](/listings/photos/90566652/1092580) - ![Photo](/listings/photos/90566652/1092582) - ![Photo](/listings/photos/90566652/1092584) - ![Photo](/listings/photos/90566652/1092586) - ![Photo](/listings/photos/90566652/1092588) - ![Photo](/listings/photos/90566652/1092590) - ![Photo](/listings/photos/90566652/1092591) - ![Photo](/listings/photos/90566652/1092593) - ![Photo](/listings/photos/90566652/1092595) - ![Photo](/listings/photos/90566652/1092597) - ![Photo](/listings/photos/90566652/1092598) ## Floorplans - ![All](/listings/photos/90566652/1092599) - All - ![Site Plan](/listings/photos/90566652/1092600) - Site Plan ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | [Same street] OAK HOUSE SPEN GREEN, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2UZ | £1,000,000 | 08/07/2022 | Other | | [Same street] HAWTHORN COTTAGE SPEN GREEN, SMALLWOOD, SANDBACH, CHESHIRE EAST, CW11 2UZ | £1,125,000 | 18/10/2021 | Other | **Street average:** £1,062,500 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £414,115 (43 Detached, CW11, 2024–2026) - **Deviation:** +189.8% ## Rental Range *ONS Price Index of Private Rents (Cheshire East). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £881/mo - **Realistic:** £979/mo - **Optimistic:** £1,077/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for South Cheshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £678/mo ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | [St. Oswalds Crescent, Sandbach, CW11](http://87.117.209.195:8080/listings/95b5c0b) | £1,500/mo | 3 | 3.21 miles | Rightmove | **Average rent: £1,500/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.13% (weak for cashflow) - **Max investor price (0.8%):** £187,500 - **Target investor price (1%):** £150,000 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £1,500/mo).* - **Gross yield:** 1.5% - **Cost-to-rent:** 66.7× - **Monthly cashflow:** £-3,401/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -11.7% *Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 0.2% - **10y growth:** 25.9% ## House Price Index (HM Land Registry) *Official index for Cheshire East; Detached series; as of April 2026.* - **1y growth (index):** 0.9% - **5y growth (index):** 20.9% - **10y growth (index):** 48.3% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)